6913 Carmel St · Columbia, SC 29203

$164,500

3 bd · 2.0 ba · 1,008 sqft · SingleFamily public records · 166 Days on market

Built 1967

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Why this score? — see what drove the C- grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +20.6/30.0
• ARV discount +7.5/15.0
• DSCR +6.5/10.0
• 1% rule +4.1/10.0
• Livability +3.9/5.0
• Rent growth +3.1/5.0
• Schools +2.6/10.0
• Condition / age +2.5/5.0
• Appreciation +0.0/10.0

Listing remarks

This home has a brand-new roof installed in April 2026!!! Looking for an affordable, all-brick home with plenty of space? Look no further! In an already established community that's conveniently located near I-20, 6913 Carmel Street is the perfect place to call home! This super cute 3 Bedroom, 1.5 Bathroom home packs a mighty punch! In the front of the home, you'll be greeted by an oversized carport in front of the garage! It has an inviting, spacious living room and a spacious eat-in kitchen. The kitchen has been updated with new vinyl flooring, a large stainless steel double-bowl sink, beautiful countertops, and newly painted cabinets with new hardware. Before making this your home, this

Key facts

• Oversized carport
• All brick home
• Updated kitchen

Tags

• ALL BRICK HOME
• OVERSIZED CARPORT
• UPDATED KITCHEN
• NEW STAINLESS STEEL APPLIANCES
• ORIGINAL HARDWOOD FLOORS
• UPGRADED BATHROOMS

Property features AI

Exterior

• Parking: Attached garage with 1 garage space
• Utilities: Public sewer; Public water
• Home design: Single-family property (detached)
• Construction: Crawlspace foundation
• Exterior features: Brick exterior on all sides above foundation; Paved road access; Public water

Interior

• Bedrooms: Master bedroom on the main level
• Bathrooms: One full bathroom and one half bathroom
• Heating & cooling: Central heating; Central cooling
• Interior features: Central heating and central air conditioning

What this means for you Summary

Snapshot

• This is a 3-bed/2.0-bath single-family listed at $164k.

Deal economics

• At list price, monthly cash flow is $219 ($3k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $149k (9.2% below list).
• Recommended offer: $145k (12.0% below list) — sets the bar for market timing.
• Cap rate 7.9% vs local median 5.0% in Columbia — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 78/100 on livability (#18 in SC, #2,436 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, cost of living A+; Watch: employment D, crime F.
• Richland 01 (urban): math 26% / reading 36% proficiency, ranked #54 of 80 in SC (top 68%) — families likely to look elsewhere, expect single-tenant / working-renter base with shorter leases; 64% free/reduced lunch — lower-income household profile, screen leases tightly.
• Zoned schools: A. J. Lewis Greenview Elementary (math 12% / reading 17%, grade F, #553 of 597 statewide, top 95%, 375 students, 100% FRL); W.J. Keenan High (math 54% / reading 77%, grade B, #83 of 196 statewide, top 43%, 725 students, 100% FRL) — zoned schools average 100% FRL vs 64% district-wide (36 pts higher); higher-poverty schools than district average — tighter screening recommended.
• Market conditions: Rents rising (+2.5%/yr); 238 active listings in the ZIP; 6 comparable units currently listed for rent nearby; rentals at typical pace (median 23d on market — plan ~3-4 weeks tenant-placement turnaround); 3,472 units permitted in Richland County in 2024 (1,096 in 5+ unit buildings).
• This rent runs 39% of the median local income ($46k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Richland County population projected at +30% by 2050 — long-run rental-demand tailwind backs the buy-and-hold thesis.

Negotiation context

• It's been on market 166 days — a 12% lower offer ($145k) is reasonable based on typical stale-listing flexibility.
• 5 sale attempts since 3y ago; this cycle's ask has dropped $20k (11%) from the opening price — seller is motivated, your offer sets the floor, not the list.
• Current owner paid $82k; list at $164k implies a 102% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Climate carrying-cost: major wind risk, 64% chance of damaging wind over 30y; extreme-heat days projected 7→16/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $144,760 (12.0% below list)

Questions for the listing agent

1. It's been on market 166 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1967 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
4. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
5. Schools are D-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
6. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
7. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
8. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
9. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.91% ✗
• Cap rate: 7.89%
• Cash-on-cash: 5.72%
• DSCR: 1.25
• GRM: 9.2

CMA / ARV

No comps found within radius.

Projected returns pro-forma

-3.0% appreciation · 2.5% rent growth · sell at horizon

5-year hold

• IRR: -8.0%
• Equity multiple: 0.71×
• Total profit: $-13,516
• Equity at exit: $24,527

10-year hold

• IRR: 0.9%
• Equity multiple: 1.06×
• Total profit: $2,837
• Equity at exit: $14,223

Cash invested: $46,060 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State South Carolina: 90 Strongly Landlord-Friendly · R+6
• County: — inherits STATE
• City: — inherits STATE

5-day notice; preempted; landlord-favorable.

Methodology + full state rankings →

ZIP-level market 29203

• Home prices YoY: -31.6%
• Rents YoY: 2.5%
• Active inventory: 238
• Price-to-rent: 9.2×

Monthly cashflow live

• Estimated rent: $1,494 high
• Mortgage (P&I): −$863
• Tax from tax record: −$30 /mo · $358/yr
• Insurance: −$69
• HOA: −$0
• Vacancy / Maint / Mgmt: −$314
• Net cashflow: $219

Break-even live

Break-even rent $1,216

Max offer price $164,500

Occupancy floor 80%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $41,125
• Closing costs: $4,935
• Reserves months: —
• Total cash needed: —

Rent comps 6 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
201 Redwood Ct Columbia, SC	3.0	1.5	1050	$1,300	$1.24	14d	1	0.33mi
320 Charwood Dr Columbia, SC	3.0	2.0	1325	$1,750	$1.32	23d	1	0.65mi
5867 Ames Rd Columbia, SC	3.0	1.0	802	$1,200	$1.50	14d	1	1.26mi
5437 Ransom Dr Columbia, SC	3.0	1.0	1056	$1,531	$1.45	23d	1	1.26mi
1931 Chaney St Columbia, SC	2.0	1.0	1034	$1,600	$1.55	23d	1	1.39mi
250 Springtree Dr Columbia, SC	1.0–2.0	1.0	839	$1,090	$1.30	3d	8	1.40mi

Listing history 27 events

1. 2026-06-18
   days on market $164,500 Active 166 DOM
2. 2026-06-17
   days on market $164,500 Active 165 DOM
3. 2026-06-16
   days on market $164,500 Active 164 DOM
4. 2026-06-15
   days on market $164,500 Active 163 DOM
5. 2026-06-14
   pricedays on market $164,500 Active 161 DOM
6. 2026-06-10
   days on market $169,500 Active 158 DOM
7. 2026-06-09
   days on market $169,500 Active 157 DOM
8. 2026-06-08
   days on market $169,500 Active 156 DOM
9. 2026-06-07
   days on market $169,500 Active 155 DOM
10. 2026-06-03
    days on market $169,500 Active 151 DOM
11. 2026-06-03
    days on market $169,500 Active 150 DOM
12. 2026-06-01
    days on market $169,500 Active 149 DOM
13. 2026-05-31
    days on market $169,500 Active 148 DOM
14. 2026-05-01
    price $169,500
15. 2026-05-01
    status Active
16. 2026-03-04
    status Pending
17. 2026-03-02
    price $164,900
18. 2026-03-01
    status Active
19. 2026-03-01
    historical
20. 2026-02-20
    price $169,900
21. 2026-01-26
    price $174,900
22. 2025-11-29
    price $179,900
23. 2025-11-05
    listed $185,000 Active
24. 2025-08-05
    soldstatus $81,500
25. 2025-06-03
    status Pending
26. 2025-05-30
    listed $86,000 Active
27. 2023-04-07
    listed $86,000 Active

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast SC · Resets to sale price

• Current annual tax: $358 · $30/mo
• Projected year-2 tax: $938 · $78/mo
• Expected delta: +$580/yr (+$48/mo · 161.9%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 3/10 Moderate
• 🌡 Heat 6/10 Major 7 d/yr ≥108°F today · 16 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 64% chance of damaging wind over 30 yrs
• 🫁 Air quality 3/10 Moderate 2 unhealthy d/yr today · 2 by 30 yrs out

Taxation est. · year 1

• Rental income: $17,931
• − Mortgage interest: −$9,215
• − Property taxes: −$358
• − Insurance: −$822
• − Repairs & maintenance: −$1,434
• − Management: −$1,434
• − Depreciation: −$4,785
• Taxable loss: −$119
• Est. tax savings @ 24.0%: +$29
• After-tax cash flow: $2,661/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Richland 01
• NCES district ID: 4503360
• Math proficiency: 26% ▼ -7.00%
• Reading proficiency: 36% ▼ -5.00%
• Median HH income: $38,931
• Composite: 25.94/100
• National rank: #7335
• State rank: #54 of 80 in SC

Livability — Columbia

• Score: 78/100
• State rank: #18
• US rank: #2436

Category grades

Amenities A+ Commute A+ Cost of living A+ Crime F Employment D Housing A+ Health & safety A+ User ratings D

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Columbia, SC
• County: Richland County · 389,530 people
• City population: 335,994
• Metro: Columbia, SC
• Population (ZIP): 40,653
• Household income: $46,054
• Rent vs Own: 51.3% rent · 48.7% own
• Severe rent burden: 1980.0

Population outlook (Richland County) Hauer SSP2

• Today (2025): 459,667 people
• By 2030: 487,524 · +6.1%
• By 2040: 542,035 · +17.9%
• By 2050: 595,371 · +29.5%
• By 2075: 732,998 · +59.5%
• By 2100: 820,415 · +78.5%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly Black (80%)
• Race & ethnicity: Black 80% White 13% Hispanic / Latino 5% Two or more races 2%
• Common ancestry: Serbian 1%
• Foreign-born: 3% · Canada
• Languages at home: 93% English-only · Spanish 5%

Political lean MEDSL · Richland

• 2024 margin: Solid D (+34.6) · D 66.4% · R 31.8% · Other 1.8%
• 2008→2024 swing: +5.7pp toward D · 2008: 28.9pp · 2024: 34.6pp
• All cycles: 2024: D+34.6 2020: D+38.3 2016: D+32.9 2012: D+33.3 2008: D+28.9

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -77.52%
• Current HPI: 168.2114
• Rent YoY: ▲ 2.50%
• Metro: Columbia, SC
• State GDP YoY: ▲ 4.51%
• F500 in state: 2

Industry mix (Fortune 500 HQ in SC)

Industry	F500 HQs	Revenue
▸Packaging	1	$7B

Price history

+97.1% since first listed

14 events — show timeline

• 2026-05-01 Price Changed $169,500 Consolidated MLS
• 2026-05-01 Relisted — Consolidated MLS
• 2026-03-04 Pending — Consolidated MLS
• 2026-03-02 Price Changed $164,900 Consolidated MLS
• 2026-03-01 Relisted — Consolidated MLS
• 2026-03-01 Delisted — Consolidated MLS
• 2026-02-20 Price Changed $169,900 Consolidated MLS
• 2026-01-26 Price Changed $174,900 Consolidated MLS
• 2025-11-29 Price Changed $179,900 Consolidated MLS
• 2025-11-05 Listed $185,000 Consolidated MLS
• 2025-08-05 Sold (Public Records) $81,500 Public Records
• 2025-06-03 Pending — Consolidated MLS
• 2025-05-30 Listed $86,000 Consolidated MLS
• 2023-04-07 Listed $86,000 Consolidated MLS

Property tax history

+14.4%/yr

Latest (2025): $358 · +3.8% YoY. Source: county tax records.